The water meter is next to the street see it in the foreground on the first picture.

There is a cover labeled Irrigation valve.

There is a fake rock with a valve also.

There are three covers encased in cement labled Lateral.

There is a second cover labeled Water Meter. (I took the picture intending to go back to my truck to get my key to open but forgot and am at home now)

My guess is that the cleanouts are next to the house and labeled "Lateral because they are in the driveway. The big water meter cover is the main shutoff. I do not know what the valve under the rock is. And believe the one labeled irrigation valve is the main irrigation shutoff valve. But I just want a second opinion.

Here is the single lateral in the left side front flowerbed.
Then the Irrigation valve.
Then I believe the cleanouts in the driveway and possible a main shutoff.
Then the mystery valve under the fake rock.
The water pressure is too high just thought I would add so it needs a pressure reducer.

The water meter is next to the street see it in the foreground on the first picture.

City water meter and City shut-off valve.

There is a cover labeled Irrigation valve.

Green cover next to fake rock most likely the required shut-off valve for the irrigation system.

There is a fake rock with a valve also.

Under rock appears to be the irrigation backflow prevention valve set. Ignorant place to put it but a creative method for protecting it.

There are three covers encased in cement labled Lateral.

*Two small covers by the front entry are most likely the main building drain and main sewer drain clean-outs. You would need to pop the covers to verify this.

Larger cover by the front entry is possibly the main water shut-off valve. Of course you would need to pop the cover to verify this. If the water pressure is high the PRV might be located there as well.

Was there a valve box cover on a garage wall that might have contained another main shut-off valve? Some municipalities are properly interpreting the Codes and placing the house side main shut-off just outside the house (as it should be) along with another on the interior garage wall as their plan calls for one there.*

There is a second cover labeled Water Meter. (I took the picture intending to go back to my truck to get my key to open but forgot and am at home now)

*You should get into a set routine with a possible walk around at the beginning with your pressure gauge, key, etc., on you. During the walk around look for all of these things to verify what you have. *

My guess is that the cleanouts are next to the house and labeled "Lateral because they are in the driveway.

You would have to pop the tops to see.

The big water meter cover is the main shutoff.

You would have to pop the top to see.

I do not know what the valve under the rock is.

See above.

And believe the one labeled irrigation valve is the main irrigation shutoff valve.

See above.

But I just want a second opinion.

The only valid second opinion would come with being on site to check these, especially those whose covers were not removed.

jrobinson11:

Here is the single lateral in the left side front flowerbed.

The question is why is there another clean-out located there? A typical main sewer and main building drain clean-out arrangement would be located next to each other (similar to the pair at the front entry). The City side clean-out would typically be near the street itself where the City main sewer line is located for that street. Was this some type of bust during the original build where they had to run a line out and around/under the driveway to reach the main sewer line to the street?

Then the Irrigation valve.
Then I believe the cleanouts in the driveway and possible a main shutoff.
Then the mystery valve under the fake rock.
The water pressure is too high just thought I would add so it needs a pressure reducer.

See above.

See blue and italic above.

What municipality is this house in?

What year was it built?

Have you checked the municipalities building code amendments to determine if they required an exterior main house side shut-off?

Was the irrigation plan available to view which should list the specific locations for the irrigation components.

You are correct I dropped the ball on this one. Am changing my routine a bit to help avoid this in the future. Not making excuses but this guy was a talker. I got distracted and went to the garage, and followed my routine into the house. More questions and talking. Never got back to solving the mystery of the cleanouts. No shutoff in the garage, attached utility room, or elsewhere inside the home.

Thanks for the input. I will follow up with the client. This is only 15-20 min from my house.

What municipality is this house in?

Flower Mound, Normandy was the builder. Actually seems like a really solid home.

What year was it built?

2015, this was a warranty inspection.

Have you checked the municipalities building code amendments to determine if they required an exterior main house side shut-off?

Did not

Was the irrigation plan available to view which should list the specific locations for the irrigation components.

You may have figured this out by now, but Flo Mo requires the irrigation back-flow preventer to be above ground the last couple of years I believe. The builders I’ve seen always hide it under the faux rock.

I have not had a chance to see Flo Mo’s local amendments and requirements. Was that change part of that? Any idea why they decided to change to above ground?

I see so many double check valves below grade flooded out all the time. They’re accepted if they use proper caps on the testcock points (TCEQ rules). However I find so many with improper caps. IMO Flo Mo made a right move but builders need to get a little more intelligent and not plant them in the yard so far out. It subjects them to damage even with the plastic rocks over them.

Hi Manny, I’m not sure when or why, I don’t see many new homes there lately and don’t keep up. Builder’s plumber on sight last time I was there told me the city started requiring it recently. The ones I saw were both in the flowerbed from what I remember and pretty well protected from physical damage. Wouldn’t freezing be an issue if we get some rare cold weather?

This is what I have been seeing with builders in locations I’ve seen them above ground. Under the Flinstone rock is an insulated bag. It should keep it safe under most cold conditions except those extended freezes. Remember a few years ago the extended freezes we had? Not only were these being trashed (they did not drain it or even insulate them) but a lot of tankless WH’s on outside walls got trashed as well!